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HomeMy WebLinkAbout4A PDEV17-001032 - Deerfield Mini Storage - 17101 Adelamann Street SE - CUP Report 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: AUGUST 28, 2017 AGENDA #: 4A PREPARED BY: CASEY MCCABE, COMMUNITY DEVELOPMENT DIRECTOR PRESENTED BY: CASEY MCCABE AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A SELF-SERVICE STORAGE FACILITY WITHIN THE C-3, BUSINESS PARK USE DISTRICT DISCUSSION: Introduction The purpose of this agenda item is to consider approving an application from James O’Meara for a Conditional Use Permit (CUP) to allow a Self -Service Stor- age Facility within the C-3, Business Park Use District at 17101 Adelmann Street SE (PID 254270020). History This property is located within the Deerfield Industrial Park 2nd Addition and has been vacant since it was platted in 2004. Current Circumstances PHYSICAL SITE CHARACTERISTICS: Total Site Area: The vacant site is approximately 1.5 acres. Access: Access to the site is from Adelmann Street SE. 2030 Comprehensive Plan Designation: The property is designated as I-PI, Planned Industrial on the land use plan. Zoning: The property is zoned C-3, Business Park Use District. The applicant is proposing to develop this 1.5-acre parcel into a Self -Service Stor- age Facility, which is defined in Section 1101.1000 of the Prior Lake Zoning Ordi- nance as, “A business consisting of a structure or group of structures containing separate storage spaces leased for the storage of goods, products, materials or other objects.” The proposal includes construction of three separate buildings totaling 20,750 square feet with a total of 129 self-storage units. All parking and driving surfaces will be paved with concrete curb and gutter to control storm water. Site coverage will be 74.6% impervious coverage, which is less than the 75% impervious planned for on this site. The east, west and north property lines will be surrounded with a 2 6-foot privacy fence with a 100% opaque design; the south property line, along Adelmann Street, will have a 6-foot wrought iron fence with a sliding security gate. The applicant is proposing to use insulated metal wall panels on the exterior walls which are visible from off-site, including the east, west and south elevations, as well as the portion of the center building which is visible from the street. On the interior walls and north elevation, the applicant is proposing to use a standard pre- finished uninsulated metal panel. The City of Prior Lake Architectural Design Standards state, wood, cement siding or prefinished metal area allowed, provided that no more than 25% of any individ- ual exterior wall shall consist of this material. The architectural design standards do allow for up to 75% of any individual exterior wall, including accessory struc- tures, to be constructed of these materials, provided the entire exterior wall is not visible from off the site. The applicant will be using metal panel piers and varying wall heights to achieve wall deviations as well as utilizing different colors and textures to provide visual relief to the long walls. The lighting plan includes the use of wall pack light fixtures, which are a full cut-off design; no pole lighting is proposed for this site. Subsection 1102.1203 of the Zoning Ordinance identifies “Self -Service Storage Facility” as a use permitted with conditional use permit in the Business Park (C-3) Use District. The following Self-Service Storage Facility conditions are identified in Subsection 1102.1203: a. No compartment doors shall be allowed on building façade which faces an “R” Use District unless a berm is placed to screen the compartment doors. b. No areas on site shall be utilized as residential living units. c. A minimum 6 foot fence, wall, or berm shall surround the storage facility area. Screening shall be 100% opacity in the form of a fence, wall, or berm along any “R” Use District.  No fencing shall be constructed of chain link or barbed wire on the property. Privacy slats, wind screening or other fence inserts, com- monly used with chain link fencing, shall not be used to achieve this screening requirement. d. Trash, dock areas, and mechanical equipment shall be screened in accord- ance with Section 1107.1900. e. No outdoor storage is permitted on site, including but not limited to vehicles, recreational vehicles, portable storage units, and construction materials. f. No storage of hazardous, explosive, or flammable materials in violation of the MN State Fire Code. g. No servicing of motor vehicles, boats, lawn mowers, or similar equipment is permitted on site. h. No activity which uses amplified music, nor wholesale or retail sales, or garage sales are permitted. i. Exterior materials shall be in accordance with Section 1107.2200 with the fol- lowing exceptions: (a) each building face visible from off-site that includes stor- age access doors shall be required to have at least 25% of the façade square footage which does not consist of doorways be constructed with Class I mate- rial; and (b) each building wall visible from off-site shall have a wall deviation at least every 40 feet that is a minimum depth of 2 feet.  j. Landscaping shall be in accordance with Section 1107.1900. 3 k. The site shall be maintained free of litter, odors, pests, and shall be cleaned of loose debris in accordance with the Property Maintenance Ordinance. Subsection 1108.202, Standards for Conditional Uses states, the Planning Com- mission shall review all applications for a Conditional Use Permit and shall make findings with respect to the following criteria: 1. The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. The 2030 Comprehensive Plan establishes a goal related to Economic Vitality with an objective to determine and strive for a balance of commerce, industry and population as well as encouraging a diversified economic base. 2. The use will not be detrimental to the health, safety, morals and gen- eral welfare of the community as a whole. The proposed use will not be detrimental to the health, safety, morals and gen- eral welfare of the community. 3. The use is consistent with the intent and purpose of the Zoning Ordi- nance and the Use District in which the Conditional Use is located. The proposed use is identified as a use permitted with a conditional use permit in the C-3, Business Park Use District. 4. The use will not have undue adverse impacts on governmental facili- ties, services, or improvements which are either existing or proposed. The use will not have adverse impacts on governmental facilities; government services exist within the area to serve the property. 5. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity. 6. The use is subject to the design and other requirements of site and land- scape plans prepared by or under the direction of a professional land- scape architect, or civil engineer registered in the State of Minnesota, ap- proved by the Planning Commission and incorporated as part of the con- ditions imposed on the use by the Planning Commission. The use will adhere to the design requirements of the City. 7. The use is subject to drainage and utility plans prepared by a profes- sional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power, tele- phone and cable lines, natural gas mains, and other service facilities. The plans shall be included as part of the conditions set forth in the Condi- tional Use Permit approved by the Planning Commission. The applicant has submitted grading, drainage, erosion control and utility plans prepared by a professional civil engineer. 8. The use is subject to such other additional conditions which the Plan- ning Commission may find necessary to protect the general welfare, pub- lic safety and neighborhood character. Such additional conditions may 4 be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives contained in Subsection 1108.202. In these circumstances, the Planning Commission may impose restrictions and conditions on the Conditional Use Permit which are more stringent than those set forth in the Ordinance and which are con- sistent with the general conditions above. The additional conditions shall be set forth in the Conditional Use Permit approved by the Planning Com- mission. Conditions to ensure the protection of the general health, safety and welfare of the public are included as part of the CUP as identified in the Resolution of approval. Conclusion Staff recommends approval of the conditional use permit request, subject to the recommended conditions of approval identified on the attached resolution and any additional conditions the Planning Commission may deem appropriate. ISSUES: The parking requirement identified in the Zoning Ordinance is one parking space for every ten storage units. The applicant is not proposing to stripe individual park- ing stalls; however, sufficient parking will be available in front of the storage units while maintaining an adequate drive lane width. ALTERNATIVE MOTIONS: 1. Motion and a second to approve a Resolution approving a Conditional Use Permit to allow a Self-Service Storage Facility within the C-3, Business Park Use District. 2. Motion and a second to deny the Conditional Use Permit subject to findings of fact. 3. Motion and a second to table action and request additional information from City staff. RECOMMENDED MOTION: Alternative #1 ATTACHMENTS: 1. Location Map 2. Site Plan and Exterior Elevations 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 17-XXPC A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A SELF-SERVICE STORAGE FACILITY WITHIN THE C-3, BUSINESS PARK USE DISTRICT Motion By: Second By: WHEREAS, The Prior Lake Planning Commission conducted a public hearing on August 28, 2017, to consider a request from James O’Meara for a Conditional Use Permit (CUP) to allow a Self- Service Storage Facility within the C-3, Business Park Use District at the following property: Lot 2, Block 1, Deerfield Industrial Park 2nd Addition, Scott County, Minnesota. (PID 254270020) WHEREAS, Notice of the public hearing on said CUP was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Planning Commission proceeded to hear all persons interested in this CUP, and persons interested were afforded the opportunity to present their views and objections related to the CUP; and WHEREAS, The Planning Commission has reviewed the application for the CUP as contained in the Case #DEV17-001032 and held a hearing thereon on August 28, 2017; and WHEREAS, The Planning Commission finds the proposed CUP is compatible with the stated purposes and intent of the Zoning Ordinance as they relate to conditionally permitted uses. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Planning Commission hereby adopts the following findings: 1. The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. The 2030 Comprehensive Plan establishes a goal related to Economic Vitality with an objective to determine and strive for a balance of commerce, industry and population as well as encouraging a diversified economic base. 2. The use will not be detrimental to the health, safety, morals and general welfare of the community as a whole. The proposed use will not be detrimental to the health, safety, morals and general welfare of the community. 2 3. The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in which the Conditional Use is located. The proposed use is identified as a use permitted with a conditional use permit in the C-3, Business Park Use District. 4. The use will not have undue adverse impacts on governmental facilities, services, or improvements which are either existing or proposed. The use will not have adverse impacts on governmental facilities; government services exist within the area to serve the property. 5. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity. 6. The use is subject to the design and other requirements of site and landscape plans prepared by or under the direction of a professional landscape architect, or civil engineer registered in the State of Minnesota, approved by the Planning Commission and incorporated as part of the conditions imposed on the use by the Planning Commission. The use will adhere to the design requirements of the City. 7. The use is subject to drainage and utility plans prepared by a professional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power, telephone and cable lines, natural gas mains, and other service facilities. The plans shall be included as part of the conditions set forth in the Conditional Use Permit approved by the Planning Commission. The applicant has submitted grading, drainage, erosion control and utility plans prepared by a professional civil engineer. 8. The use is subject to such other additional conditions which the Planning Commission may find necessary to protect the general welfare, public safety and neighborhood character. Such additional conditions may be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives contained in Subsection 1108.202. In these circumstances, the Planning Commission may impose restrictions and conditions on the Conditional Use Permit which are more stringent than those set forth in the Ordinance and which are consistent with the general conditions above. The additional conditions shall be set forth in the Conditional Use Permit approved by the Planning Commission. Conditions to ensure the protection of the general health, safety and welfare of the public are included as part of the CUP as identified in the Resolution of approval. 3. The CUP is hereby approved, subject to the following conditions: a. No compartment doors shall be allowed on building façade which faces an “R” Use District unless a berm is placed to screen the compartment doors. b. No areas on site shall be utilized as residential living units. c. A minimum 6-foot fence, wall, or berm shall surround the storage facility area. Screening shall be 100% opacity in the form of a fence, wall, or berm along any “R” Use District.  No fencing 3 shall be constructed of chain link or barbed wire on the property. Privacy slats, wind screening or other fence inserts, commonly used with chain link fencing, shall not be used to achieve this screening requirement. d. Trash, dock areas, and mechanical equipment shall be screened in accordance with Section 1107.1900. e. No outdoor storage is permitted on site, including but not limited to vehicles, recreational vehicles, portable storage units, and construction materials. f. No storage of hazardous, explosive, or flammable materials in violation of the MN State Fire Code. g. No servicing of motor vehicles, boats, lawn mowers, or similar equipment is permitted on site. h. No activity which uses amplified music, nor wholesale or retail sales, or garage sales are permitted. i. Exterior materials shall be in accordance with Section 1107.2200 with the following exceptions: (a) each building face visible from off-site that includes storage access doors shall be required to have at least 25% of the façade square footage which does not consist of doorways be constructed with Class I material; and (b) each building wall visible from off- site shall have a wall deviation at least every 40 feet that is a minimum depth of 2 feet.  j. Landscaping shall be in accordance with Section 1107.1900. k. The site shall be maintained free of litter, odors, pests, and shall be cleaned of loose debris in accordance with the Property Maintenance Ordinance. l. The Conditional Use Permit is subject to the issuance of required permits from all applicable governmental agencies. m. The Conditional Use permit approval resolution shall be recorded at Scott County Recorder’s Office. PASSED AND ADOPTED THIS 28TH DAY OF AUGUST 2017. Bryan Fleming, Commission Chair ATTEST: Casey McCabe, Community Development Director VOTE Fleming Ringstad Petersen Kallberg Tieman Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ ADELMANN ST SE EAGLE CREEK AV SE CREDIT RIVER RD SE G R A Y S T O N E C T S E COTTONWOOD LN SE Scott County GIS Ü 17101 Adelmann Street SEConditional Use Permit Location Map UPPER PRIOR LAKE GD (904) SPRING LAKE GD (912.8) BLIND LAKE RD(948.7) ARTIC LAKE NE(906.7) MARKLEY LAKE RD( ) HOWARD LAKE NE (957.3) CRYSTAL LAKE NE (943.3) RICE LAKE NE (945) CLEARY LAKE NE CAMPBELL LAKE NE(Not Estab.)Spring Lake Scott County GIS SUBJECTPROPERTY SUBJECTPROPERTY C O N C E P T C O N C E P T